HomeMy WebLinkAboutBELLA VISTA - PDP - 45-01A - REPORTS - (4)RECEIVED
a
Landings Community Association,Inc. rURRFNT PLANNING
c/o Milton & Company, Managing Agent
3424 Stanford Rd. -- Fort Collins, Colorado 80525 -- 223-5000
February 15, 2002
To: Planning Department, City of Fort Collins
Planning and Zoning Board, City of Fort Collins
From: Landings Community Association Board of Directors
Subject: Bella Vista Project, NE Corner of Horsetooth Road and Stanford Road
Conclusions:
1. This project is not compatible, is out of character, and is out of context with our
neighborhood.
2. The buildings proposed are so tall and of such mass as to be intrusive in our
environment. They are not compatible in scale, and the transition from the adjacent neighborhood
is abrupt.
3. There is concern that existing codes, especially with respect to height, are being
circumvented by the applicant.
Recommendations:
1. Application of the Land Use Code to the development project should be done strictly,
with the City watching out for the interests and concerns of the surrounding neighborhoods.
More and earlier interaction in the development review process between City, developer, and the
neighborhoods affected should be a goal of the process.
2. This development project should be rejected by the City.
"
process on a project of such importance to It is probably appropriate to change the process to
have additional neighborhood meetings which include the City, developer and residents. When
the Marriot property was being planned, there was cooperation between developer and the
Landings. The developer originally proposed a box design, but after consulting with us
redesigned the structure to a stepped design back from the street that better fit the site and the
neighborhood. We would welcome such cooperation.
We have received many comments from residents in talking about this project that
represents a great deal of cynicism about the development approval process. Many residents have
the perception that by the time a project is revealed to the public, it is a "done deal' between the
City and developer and that there is no chance for affected residents to stop even an outrageous
project such as this. We hope this is not the case or that perception might represent reality.
Summary
In summary, this project does not fit our neighborhood, does not meet requirements of the
Land Use Code especially with regard to height, and should be rejected by the City.
Landings Board of Directors,
Ro ffman hyvnn Carlisle Ilan Shamir Je Applebyt
President Vice President Cluster 2 Cluster 3
Cluster 3 Cluster 1
Steve Dellinger Dave Lenort
Cluster 5 Cluster 6
Contextual Height. We have been told that the text that is presented by the on-line City of Fort
Collins Land Use Code is in error in that it no longer contains two very pertinent sentences that
(1) require corner lots to judge contextual heights by an abutting lot (this would be the Aspen
Leaf Apartments), and (2) if abutting lots are vacant, the zone maximum height is assigned to that
lot. It certainly is fortuitous for this applicant that those sentences were removed. However,
3.5.1 (C) allows comparing height only to buildings on the same block, unless no buildings exist
thereon, only then can comparisons be made to an adjoining block.
The applicant has asked for the height exemption by using the Marriot Hotel as the point
of context for this exception. Looking at the zoning map of this block, the lot (parcel) on which
the Marriot exists is over a city block (400 ft) from the applicant lot. The code states that for
context, even if allowed to another block and into another zone, in spite of 3.5.1 (C), the lots
must be adjacent. We were told that the applicant argued that there was an underlying lot that
extended to Stanford Road that included the lot (parcel) that the Marriot Hotel occupies and that
this existed on the last recorded plat change of that block, and the applicants lot is therefore
adjacent to the Marriot. In fact, of course, additional lots were parceled off in this block and
today all but one lot are fully developed (with buildings or parking lots). There has been de facto
replatting of this block by use and the zoning map reflects this reality in showing the existing lots
(parcels). The applicant's argument should be rejected by the city. Surely the City Attorney can
provide arguments for this rejection.
Kitze did investigate the height of the Marriot Hotel. One of the engineering staff at the
Marriot told him that it was 60 ft. Actual measurements by Kitze in the stairwell closest to this
project showed the first floor to be 12 ft, floors 2 through 6 to be 9 ft each, with the flat roof
structure adding 3 ft for a total of 60 ft. Additional height due to HVAC equipment on the roof,
elevator shaft protrusion on the roof, etc., do not count according to code.
This applicant has requested far in excess of a proper "contextual height", even if allowed
by the City. The Marriot is set back far off existing streets and has a stepped design to soften the
effect of its height. This proposed project is right next to the streets with an "in -your -face"
addition to our neighborhood.
Other Concerns
We expect the City to appropriately handle safety, traffic, streets, environmental, and
other issues and also expect them to ask for our input and respond to it on items that affect us. In
this high traffic area of the city, traffic and traffic noise (that will most certainly be increased by
reflection from massive buildings), are especially of concern. Street design also affects us; our
concerns about entrance and exit from Cove Island apparently didn't reach the person at streets
reviewing this project, as he eliminated the Horsetooth Road median that had been proposed. We
thought that would be an improvement.
We are concerned about the lack of feedback to the neighborhood during the development
proposed buildings. The code 3.5.1 (C) calls for similar size and height to the mass and scale of
other structures on the same block. If no buildings exist on the same block, then comparisons can
be made to adjoining blocks. With the existing Aspen Leaf apartments on the same block, the
project must be compared to those structures.
The height proposed for the four Bella Vista buildings, 55 to 83 ft. or 4 to 6 stories
(claimed), greatly exceeds the Aspen Leaf building height, 25 to 30 ft. or 2 to 3 stories. With the
height proposed for these buildings, views of surrounding residents as well as passersby will be
lost. Privacy will also be lost for residents in Aspen Leaf and the Landings as upper levels of the
project will look over existing trees into our yards and windows.
Section G of 3.5.1 requires a special height review since height is over 40 ft. With regard
to views, the building height and mass of this project significantly reduces the opportunities for
views. The diagram submitted appears to suggest that the Bella Vista buildings are the view.
The diagram ignores the fact that the views of the mountains and foothills are blocked by these
buildings for many residents of Aspen Leaf Apartments. Front -of -building mountain and foothill
views are also blocked for Cove Island residents, especially at the east end of Spindrift Court. A
block of 6 townhouses faces directly at the project. The closeness of the buildings to the streets
also detracts from views. The shadow analysis submitted appears to be in error (it should be
symmetric at 9 AM and 3 PM). No visual analysis was seen by Kitze. When will this be available
for viewing? According to the submittal standards, the extent to which existing views may be
blocked must be identified. It also requires graphic form views before and after the project. The
final section of 3.5.1 (G) allows height limit modifications. In this case, even if 3 stories were
removed from the design of building C, it would be 50 ft. tall, too high in context with the
neighborhood.
This project would much better fit downtown Fort Collins where there are buildings of
similar height. It would reinforce the downtown as focal point of the community. It certainly
does not fit in our neighborhood.
3.8.17 Building Heights
From the drawings presented, the Bella Vista building heights are A = 57 ft., B = 68 ft, C
= 83 ft, D = 68 ft. In stories, according to the applicant, A = 4, B = 5, C = 6, D = 5. If floor
areas under the roofs at the top floor level (called lofts by the applicant) are greater than one third
of the area of the floor directly below, another story must be declared for that building. Interior
plans must be made available for that assessment.
The applicant is asking to rezone the parcel (lot) for this project from T to MMN. This is
probably a proper zone, compatible with the adjacent Aspen Leaf Apartments. We have no
objections to this zoning change. For Zone MMN, the maximum building height is 3 stories. This
project greatly exceeds that.
The applicant has applied for an exception to the MMN code limit under 3.8.17 (A)(3)
Background:
On November 14, 2001, the City of Fort Collins held a neighborhood informational
meeting to discuss the Bella Vista development project. A number of Landings (Cove Island is
one Cluster of the Landings Association, a group of over 400 members) residents attended and
gave their concerns about the project to the city and the applicant. Two residents from the
Landings, Lynn Carlisle and David Leary, followed up with letters of concern to the City about
this proposal. On January 24, 2002, Paul (Tom) Kitze, another Landings resident, stopped at the
Planning Department at 281 N. College to inquire about whether the project had progressed in the
planning process. Steve Olt, the City planner on the project, gave Kitze copies of material
submitted on or after November 28, 2001, by the applicant as part of the development review
process. The material also included
a copy of the City's first round response. Kitze brought that material to our Landings Association
annual meeting on January 28, 2002 and our attending membership had a chance to review the
project and make comments. We, the members of the Board of Directors of the Landings
Association, asked Kitze to investigate the project,, keep the Board informed of his findings, and
recommend actions on our part. This letter is the result of that request.
Discussion:
Land Use Code Review
Article 3 General Development Standards
Division 3.5.1 Building and Project Compatibility
When considered within the context of the surrounding area, this project fails to meet the
compatibility requirement. On the south of the project is the Landings subdivision, an established
residential development of 1 to 2 story buildings, mostly single family. On the north and east is
the Aspen Leaf Apartments, a development of 2 to 3 story, multifamily units. Directly to the west
is the 2-story Stanford office building, adjacent parking lot, and a vacant lot which is zoned
commercial. To the southwest are 2 story office buildings. All existing buildings adjacent to the
project site are less than 3 stories. With all the trees in the area, on streets and around buildings,
the sharpness of the building lines are muted, creating a very pleasant environment for residents
and passers-by, whether in cars or walking. The proposed Bella Vista project would dramatically
change that. Based on comments of neighborhood residents, the height and mass of the buildings
will stick out like a sore thumb. The "Alpine Village" style shown on the elevations with peaked
roofs would be more appropriate in a high mountain valley in the mountains. This is a definite
contrast with the predominately flat -roofed, low buildings surrounding the project. The extreme
proposed height will make screening by trees and landscaping ineffective for upper levels of the
RECEIVED
Landings Community Association, Inc. CURRENT PLANNING
c/o Milton & Company, Managing Agent
3424 Stanford Rd. -- Fort Collins, Colorado 80525 -- 223-5000
February 15, 2002
To: Planning Department, City of Fort Collins
Planning and Zoning Board, City of Fort Collins�—
From: Landings Community Association Board of Directors
Subject: Bella Vista Project, NE Corner of Horsetooth Road and Stanford Road
Conclusions:
1. This project is not compatible, is out of character, and is out of context with our
neighborhood.
2. The buildings proposed are so tall and of such mass as to be intrusive in our
environment. They are not compatible in scale, and the transition from the adjacent neighborhood
is abrupt.
3. There is concern that existing codes, especially with respect to height, are being
circumvented by the applicant.
Recommendations:
1. Application of the Land Use Code to the development project should be done strictly,
with the City watching out for the interests and concerns of the surrounding neighborhoods.
More and earlier interaction in the development review process between City, developer, and the
neighborhoods affected should be a goal of the process.
2. This development project should be rejected by the City.
539 Spindrift Ct
Fort Collins, CO 80525
226-6651
February 19, 2002
To: Steve Olt, City Planner
Subject: Bella Vista Project, NE Corner of Horsetooth Road and Stanford Road
RECEIVED
PURRENT PLANNING
Steve, here is the Landings Board letter. I don't know where to send the P & Z Board
copy so would appreciate it if you could get it to them. Thanks for your help.
Tom Kitze
Mr. Stephen Olt, City Planner
RE: Bella Vista Planning Review
Current Planning Dept
281 North College Avenue
Fort Collins CO 80522-0580
I live on Spindrift Ct and was unable to attend the review Wednesday evening. I have however
spoken with one of the developers, Chuck McNeil, and would like to provide you with my input
on the proposed project; pros and cons.
The scale of the project and the proposed use is something entirely new for Fort Collins. There
is no comparable.
Traffic: The impact of a large residential and retail center on local traffic on Horsetooth, which
is already heavily loaded, will be considerable. The residents on Spindrift Ct can certainly
expect an already hazardous egress to worsen. And restricting our single entrance and exit in
any way would surely reduce the desirability of living on Spindrift, and subsequently our
property values.
Sight line: Six to Eight story buildings on an already elevated site would completely dominate
the skyline in the area. It would eliminate our view to the North and create an overwhelming
presence outside our bedroom windows. It would completely change the experience we enjoy of
a small relatively secluded community in front of our townhomes.
Inconsistency: The project is out of place. Perhaps in a higher density downtown area, or in a
Mountain community, this project would be stunning. The location and concept are not
consistent with the lifestyle of the surrounding community. The developers are promoting a
walk -to -work and walk -to -shop concept. As you know, Fort Collins is a drive -to community.
Utilization of that site must recognize that fact and plan for more appropriate in -fill. A more
appropriate in -fill in my view would be a buffered extension of the Aspen Leaf apartments, with
restricted egress to Horsetooth.
Quality: I do believe the developers are quality people, and as locals will consider the impact of
their project on the community and take accountability if the project doesn't unfold as planned.
And I'm very happy that the proposed development is not a high traffic high presence retail
project, like a 24-hr convenience center!
Widening of Horsetooth: Related to this review are my more general questions about potential
future widening of Horsetooth Rd. Does the City have such plans? The only buffer Spindrift Ct
has to Horsetooth is our tree -lined earthen birm. Widening Horsetooth would require cutting
into and perhaps eliminating that buffer. Such development would be absolutely unacceptable. 1
fear that Bella Vista would accelerate the City's need to widen Horsetooth, with unimaginable
impact to Spindrift Ct.
Thank you for allowing me to put my concerns into the record.
Sincerely,
David Leary
555 Spindrift Ct 80525-3134
288-3219
T o . 5-ftut O(+
FYI: WARREN SHORES HOMEOWNERS
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The following is from a letter from The Landings Association VP Lynn Carlisle. �.
AUJJ0 z
Date: February 11, 2002
Re: Bella Vista development at the corner of Hosetooth & Stanford
The developer is proposing four buildings on the piece of property on the NE corner of
Horsetooh and Stanford. Twenty thousand square feet of light commercial and 70+
condominiums are proposed with estimated prices of 400K to 700K. The tallest building
is 90 feet tall, measured from Horsetooth; the other buildings are 60 feet and up. The
Marriott Hotel is 60 feet high. The buildings will have minimal setback from Horsetooth
and Stanford road.
The Landings Homeowners Associations and the residents of Cove Island are opposed
to the height of the buildings. We are not opposed to the concept and mix of
commercial, but to the size and height.
There is a Planning and Zoning meeting scheduled on February 21 at 7:00 p.m. in
City Hall West, 300 W. Laporte, to evaluate changing the zoning from transitional to
MMN. The developer wants a variance so they can build the 90 ft. tower. We, the
Landings board, hope (members of the Warren Shores Association ) can attend.
This development, if approved will significantly alter the character and skyline of our part
of town. Our feeling is that it is out of context and character and is not compatible with
the neighborhood. We hope you will join us in preventing the building of structures of
this height. •
The city person working with this project is Steven Olt at Current Planning. His e-mail
address is solt(Mcgov.com . If you cannot attend the meeting you can write or e-mail the
city -planning department with your concerns. We hope that many of the residents of
Warren Shores will do this.
Bella Vista items of concern:
We do not want our beautiful view blocked.
No exits on to Horsetooth to add to traffic
We want compatible design with The Shores office park, Marriott, and office
buildings immediately west of Stover. No big boxes.
No convenience stores, all-night businesses, retail or apartments
We are concerned about additional traffic.
We want non -glare lighting.
We want buildings not more that 3-4 stories high, not above the tree line.
No construction access and egress on Horsetooth!
Lynne Carlisle 226-3754
RECEIVED 559 Spindrift Court carlisledds(a)earthlink.net
rURRENT PLANNING
RECE`v Ed
rURR�N� p�NN1NG
Ur
Mr. Steve Olt
City Planner
PO Box 580
Ft. Colllins, CO 80522-0580
Dear Mr. Olt,
February 13, 2002
Regarding Bella Vista Rezone, File #45-01, has the City of Fort Collins given any
consideration to the increase in traffic at the corner of College Avenue and Horsetooth
Road if this property is built as proposed? The increase in personal and commercial
vehicular traffic at a corner already considered as the busiest in the city is ludicrous.
The style of the proposed development is naat aDcompatible with the style of
the community around it. All commercial buildings (with the exception of the two story
Shores Office Park) are flat topped and the ersatz "Alpine" design of Bella Vista is
completely out of character. The height of these buildings is out of proportion to
anything else south of Colorado State University and calls into question if we are
expected to accept a series of high rises from Horsetooth Road to the south city limits.
Please consider the objections of those living, working and driving in the area
surrounding Bella Vista, File #45-01, reject this particular plan, and return to us with a
more suitable plan for this 2.96 acre plot.
Sincerely,
Carol J..Gillette, Homeowner.,
563 SpindriftlCourt
-:Ft. Collins; CO 80525:::,r
Steve O j.Bella Vista Planrnng Review _ Page 21
�._
eliminating that buffer. Such development would be absolutely unacceptable.
I fear that Bella Vista would accelerate the City's need to widen
Horsetooth, with unimaginable impact to Spindrift Ct. and the surrounding
residential area.
Thank you for allowing me to put my concerns into the record.
Steve Olt - Bella Vista Planning Review _ Page 1
From: Jeff Emmel <jeff@clearwave.com>
To: FC1.CFCPO(SOLT)
Date: Wed, Feb 20, 2002 9:59 AM
Subject: Bella Vista Planning Review
RE: Bella Vista Planning Review
Please be advised that I strongly oppose the construction of the Bella Vista
development project (Location: Horsetooth Road between Stanford and Stover)
for the following reasons.
1. The Bella Vista project is consistently out of context for the
residential/low impact commercial area for which it is planned. Our
neighborhood is made up primarily of homes and 2-3 story office buildings.
Bella Vista's largest building is planned to be 89' 7" as viewed from
Horsetooth, and the setback from Horsetooth appears to be less than 10'.
The Marriott Hotel is being cited as the contextual height comparison, and
the Marriott is only 59-60' in height. In addition, the Marriott is set
back from Stanford and from Horsetooth by over 400' and is not adjacent in
any way to the Bella Vista project. Allowing Bella Vista to be built in
this part of the community would open the door to a domino effect wherein
other large buildings similar in height to Bella Vista can be built. Within
a few years, this area could look like downtown Denver. Our residential and
light commercial area could be transformed into a full-blown commercial
zone. Amore appropriate locale for a project 89' 7" tall would be
downtown Fort Collins. The Bella Vista project would be controversial even
downtown, as we are seeing from the opposition to the proposed construction
project at the old Steeles' location. The scale of the Bella Vista project
and the proposed use is something entirely out of context for this area of
Fort Collins.
2. Traffic: The impact of a large residential and retail center on local
traffic on Horsetooth, which is already heavily loaded, will be
considerable. The residents on Spindrift Ct can certainly expect an already
hazardous egress to worsen. And restricting our single entrance and exit in
any way would surely reduce the desirability of living on Spindrift, and
subsequently our property values.
3. Sight line: Six to eight story buildings on an already elevated site
would completely dominate the skyline in the area. It would eliminate our
view to the North, diminish our Western views and create an overwhelming
presence outside our windows. It would completely change the experience we
enjoy of a small relatively secluded community in front of our homes.
4. Inconsistency: The project is out of place. Perhaps in a higher density
downtown area, or in a Mountain community, this project would be stunning.
The location and concept are not consistent with the lifestyle of the
surrounding community. A more appropriate in -fill in my view would be a
buffered extension of the Aspen Leaf apartments, with restricted egress to
Horsetooth.
5. Widening of Horsetooth: Related to this review are my more general
questions about potential future widening of Horsetooth Rd. Does the City
have such plans? The only buffer Spindrift Ct has to Horsetooth is our
tree -lined berm. Widening Horsetooth would require cutting into and perhaps
process on a project of such importance to us. It is probably appropriate to change the process to
have additional neighborhood meetings which include the City, developer and residents. When
the Marriot property was being planned, there was cooperation between developer and the
Landings. The developer originally proposed a box design, but after consulting with us
redesigned the structure to a stepped design back from the street that better fit the site and the
neighborhood. We would welcome such cooperation.
We have received many comments from residents in talking about this project that
represents a great deal of cynicism about the development approval process. Many residents have
the perception that by the time a project is revealed to the public, it is a "done deal" between the
City and developer and that there is no chance for affected residents to stop even an outrageous
project such as this. We hope this is not the case or that perception might represent reality.
Summary
In summary, this project does not fit our neighborhood, does not meet requirements of the
Land Use Code especially with regard to height, and should be rejected by the City.
Landings Board of Directors,
Rob o an Lynn Carlisle Ilan Shamir Jerry Applebye.
President Vice President Cluster 2 Cluster 3
Cluster 3 Cluster 1
jqli�
Steve Dellinger
Cluster 5
(z-
Dave Lenort
Cluster 6
Contextual Height. We have been told that the text that is presented by the on-line City of Fort
Collins Land Use Code is in error in that it no longer contains two very pertinent sentences that
(1) require corner lots to judge contextual heights by an abutting lot (this would be the Aspen
Leaf Apartments), and (2) if abutting lots are vacant, the zone maximum height is assigned to that
lot. It certainly is fortuitous for this applicant that those sentences were removed. However,
3.5.1 (C) allows comparing height only to buildings on the same block, unless no buildings exist
thereon, only then can comparisons be made to an adjoining block.
The applicant has asked for the height exemption by using the Marriot Hotel as the point
of context for this exception. Looking at the zoning map of this block, the lot (parcel) on which
the Marriot exists is over a city block (400 ft) from the applicant lot. The code states that for
context, even if allowed to another block and into another zone, in spite of 3.5.1 (C), the lots
must be adjacent. We were told that the applicant argued that there was an underlying lot that
extended to Stanford Road that included the lot (parcel) that the Marriot Hotel occupies and that
this existed on the last recorded plat change of that block, and the applicants lot is therefore
adjacent to the Marriot. In fact, of course, additional lots were parceled off in this block and
today all but one lot are fully developed (with buildings or parking lots). There has been de facto
replatting of this block by use and the zoning map reflects this reality in showing the existing lots
(parcels). The applicant's argument should be rejected by the city. Surely the City Attorney can
provide arguments for this rejection.
Kitze did investigate the height of the Marriot Hotel. One of the engineering staff at the
Marriot told him that it was 60 ft. Actual measurements by Kitze in the stairwell closest to this
project showed the first floor to be 12 ft, floors 2 through 6 to be 9 ft each, with the flat roof
structure adding 3 ft for a total of 60 ft. Additional height due to HVAC equipment on the roof,
elevator shaft protrusion on the roof, etc., do not count according to code.
This applicant has requested far in excess of a proper "contextual height", even if allowed
by the City. The Marriot is set back far off existing streets and has a stepped design to soften the
effect of its height. This proposed project is right next to the streets with an "in -your -face"
addition to our neighborhood.
Other Concerns
We expect the City to appropriately handle safety, traffic, streets, environmental, and
other issues and also expect them to ask for our input and respond to it on items that affect us. In
this high traffic area of the city, traffic and traffic noise (that will most certainly be increased by
reflection from massive buildings), are especially of concern. Street design also affects us; our
concerns about entrance and exit from Cove Island apparently didn't reach the person at streets
reviewing this project, as he eliminated the Horsetooth Road median that had been proposed. We
thought that would be an improvement.
We are concerned about the lack of feedback to the neighborhood during the development
proposed buildings. The code 3.5.1 (C) calls for similar size and height to the mass and scale of
other structures on the same block. If no buildings exist on the same block, then comparisons can
be made to adjoining blocks. With the existing Aspen Leaf apartments on the same block, the
project must be compared to those structures.
The height proposed for the four Bella Vista buildings, 55 to 83 ft. or 4 to 6 stories
(claimed), greatly exceeds the Aspen Leaf building height, 25 to 30 ft. or 2 to 3 stories. With the
height proposed for these buildings, views of surrounding residents as well as passersby will be
lost. Privacy will also be lost for residents in Aspen Leaf and the Landings as upper levels of the
project will look over existing trees into our yards and windows.
Section G of 3.5.1 requires a special height review since height is over 40 ft. With regard
to views, the building height and mass of this project significantly reduces the opportunities for
views. The diagram submitted appears to suggest that the Bella Vista buildings are the view.
The diagram ignores the fact that the views of the mountains and foothills are blocked by these
buildings for many residents of Aspen Leaf Apartments. Front -of -building mountain and foothill
views are also blocked for Cove Island residents, especially at the east end of Spindrift Court. A
block of 6 townhouses faces directly at the project. The closeness of the buildings to the streets
also detracts from views. The shadow analysis submitted appears to be in error (it should be
symmetric at 9 AM and 3 PM). No visual analysis was seen by Kitze. When will this be available
for viewing? According to the submittal standards, the extent to which existing views may be
blocked must be identified. It also requires graphic form views before and after the project. The
final section of 3.5.1 (G) allows height limit modifications. In this case, even if 3 stories were
removed from the design of building C, it would be 50 ft. tall, too high in context with the
neighborhood.
This project would much better fit downtown Fort Collins where there are buildings of
similar height. It would reinforce the downtown as focal point of the community. It certainly
does not fit in our neighborhood.
3.8.17 Building Heights
From the drawings presented, the Bella Vista building heights are A = 57 ft., B = 68 ft, C
= 83 ft, D = 68 ft. In stories, according to the applicant, A = 4, B = 5, C = 6, D = 5. If floor
areas under the roofs at the top floor level (called lofts by the applicant) are greater than one third
of the area of the floor directly below, another story must be declared for that building. Interior
plans must be made available for that assessment.
The applicant is asking to rezone the parcel (lot) for this project from T to MMN. This is
probably a proper zone, compatible with the adjacent Aspen Leaf Apartments. We have no
objections to this zoning change. For Zone MMN, the maximum building height is 3 stories. This
project greatly exceeds that.
The applicant has applied for an exception to the MMN code limit under 3.8.17 (A)(3)
Background:
On November 14, 2001, the City of Fort Collins held a neighborhood informational
meeting to discuss the Bella Vista development project. A number of Landings (Cove Island is
one Cluster of the Landings Association, a group of over 400 members) residents attended and
gave their concerns about the project to the city and the applicant. Two residents from the
Landings, Lynn Carlisle and David Leary, followed up with letters of concern to the City about
this proposal. On January 24, 2002, Paul (Tom) Kitze, another Landings resident, stopped at the
Planning Department at 281 N. College to inquire about whether the project had progressed in the
planning process. Steve Olt, the City planner on the project, gave Kitze copies of material
submitted on or after November 28, 2001, by the applicant as part of the development review
process. The material also included
a copy of the City's first round response. Kitze brought that material to our Landings Association
annual meeting on January 28, 2002 and our attending membership had a chance to review the
project and make comments. We, the members of the Board of Directors of the Landings
Association, asked Kitze to investigate the project, keep the Board informed of his findings, and
recommend actions on our part. This letter is the result of that request.
Discussion:
Land Use Code Review
Article 3 General Development Standards
Division 3.5.1 Building and Project Compatibility
When considered within the context of the surrounding area, this project fails to meet the
compatibility requirement. On the south of the project is the Landings subdivision, an established
residential development of 1 to 2 story buildings, mostly single family. On the north and east is
the Aspen Leaf Apartments, a development of 2 to 3 story, multifamily units. Directly to the west
is the 2-story Stanford office building, adjacent parking lot, and a vacant lot which is zoned
commercial. To the southwest are 2 story office buildings. All existing buildings adjacent to the
project site are less than 3 stories. With all the trees in the area, on streets and around buildings,
the sharpness of the building lines are muted, creating a very pleasant environment for residents
and passers-by, whether in cars or walking. The proposed Bella Vista project would dramatically
change that. Based on comments of neighborhood residents, the height and mass of the buildings
will stick out like a sore thumb. The "Alpine Village" style shown on the elevations with peaked
roofs would be more appropriate in a high mountain valley in the mountains. This is a definite
contrast with the predominately flat -roofed, low buildings surrounding the project. The extreme
proposed height will make screening by trees and landscaping ineffective for upper levels of the
Community Planning and Environmental Services
Current Planning
City of Fort Collins
List of Public Input for the
Bella Vista, Project Development Plan
Administrative Public Hearing - April 10, 2003
Tom Kitze - 539 Spindrift Court
2. Gabrielle Numair - 527 Spindrift Court
3. Carol Gillette - 563 Spindrift Court
4. Jeff Emmel - 543 Spindrift Court
5. Ruth Thomas - 503 Spindrift Court
6. Mike Odell - 624 Skysail Lane
7. James Comer - 306 Starboard Court
8. Richard Couillard - 3612 Mariner Lane
9. Tom Peterson - adjoining property owner (office building to west of
Stanford Road).
10. Lynn Carlisle - 559 Spindrift Court (vice-president of the Landings
HOA)
Prepared by Stephen Olt, Current Planning Department
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281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
• Copy of an article in the Fort Collins Coloradoan newspaper (3/ 10/03)
regarding the context of the Bella Vista project in the surrounding
neighborhoods.
The Bella Vista, Project Development Plan staff report will be e-mailed to you
the afternoon of Monday, April 7, 2003. Please let me know (at 970-221-6341)
if you need additional materials or have any questions.
Sincerely,
Atephn Olt
City Planner
e
Community Planning and Environmental Services
Current Planning
City of Fort Collins
April 7, 2003
Re: Bella Vista, Project Development Plan - #45-01A
Dear Linda,
I have enclosed the following materials for our Administrative Hearing for the
Bella Vista, Project Development Plan scheduled for Thursday, April 10, 2003,
beginning at 5:30 p.m., City Council chambers, 300 Laporte Avenue, Fort
Collins, CO. 80525:
• Vicinity Map
• Administrative Interpretation #2-02 regarding the application of Section
3.8.17(A)(3), Contextual Height standards, of the Land Use Code.
• Administrative Interpretation #3-02 regarding the application of Section
3.2.2(M)(1), Landscaping Coverage for parking lots as it relates to the
upper deck of a parking structure.
• Administrative Interpretation #4-02 regarding the application of Section
3.8.17(A)(3), Contextual Height standards, of the Land Use Code.
• Memorandum, plus attachments (Hearing Presentation Items - For the
Record), from Cityscape Urban Design.
• Neighborhood Information Meeting notes from the neighborhood meeting
held on November 14, 2001.
• Neighborhood Information Meeting notes from the neighborhood meeting
held on November 13, 2002.
• Original Bella Vista Transportation Impact Study, dated November, 2 00 1,
plus memorandums dated January 28, 2002, June 19, 2002, and July
15, 2002.
• Numerous letters from affected property owners and citizens in
opposition and in support of the Bella Vista project.
• One set of the Bella Vista project development plans.
• Memorandum of confirmation from the City Engineering Department
regarding the building height of the Fort Collins Marriott Hotel.
• E-mail memorandum from Steve Olt to Tom Kitze, a concerned neighbor,
with interpretations on the Contextual Height limit in Section 3.8.17(A)(3)
and the definition of "Lot" in the Land Use Code.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020